Helpful Information
Helpful Information to Provide Us
1. Closing Statement if property was recently purchased;
2. Photos that show a condition that may reduce value (Examples of these conditions include: foundation, electrical, plumbing, roof, etc.);
3. Contractors estimates to correct inadequate condition;
4. Information about environmental factors that affect value (Examples include: high traffic area, noise problems, near commercial property, etc.);
5. Issues with land (Examples include: oddly shaped lot, drainage, swamp, grading, inability to build, flooding, zoning, etc.);
6. Current listing information if the property is for sale;
7. Out of date/needs remodeling. Especially for older properties this can be helpful if the sales in the area have been updated and remodeled;
8. Any building permits pulled in the last 5 years;
9. Unfinished construction (Examples include: partially complete rooms, intentionally unfinished spaces, incomplete remodeling etc.); or
10. Anything else that logically indicates a lower value or you would like us to include in our presentation to the Appraisal District.
Tips on Protesting
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We hope that you will choose to retain our firm to represent you;
however we have included some helpful tips to assist you if you decide to protest your property’s assessment yourself.
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1. File the protest in a timely manner
This is critical. The exceptions to the May 15th rule are very limited. Contact your Central Appraisal District for more information.
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2. Attend an informal hearing and bring evidence.
Most appraisal districts offer property owners the ability to meet with a staff appraiser informally to discuss your property. Quite a few cases can be settled with a simple conversation. However, bring evidence that logically shows why your home should be valued less. Items that are generally helpful include: recent comparable sales, evidence of inadequate condition, appraisal report, or recent closing statement. Be courteous to the staff appraiser and they will often times make you an offer on the spot. If you accept the offer, this means you do not have to come back for your hearing. The earlier you do this, the shorter the lines and wait will be.
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3. Use good information in your evidence.
Contact a local real estate professional for comparable sales and take pictures of your property. Generally online sites that tell what your home is worth are not very compelling, unless supported by more information. When assembling evidence use anything that makes your property appear to be worth less. It is critical to be honest though; do not mislead the staff appraiser or formal hearing panel about your property.
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Information on the Texas Property Tax System and Your Rights
Texas State Comptroller’s Office: http://comptroller.texas.gov/taxinfo/proptax/
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General Information Links / Search for Your Property
Central Appraisal Districts:
Dallas: http://www.dallascad.org/
Tarrant: http://www.tad.org/
Collin: http://www.collincad.org/
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Denton: https://www.dentoncad.com/
Rockwall: http://www.rockwallcad.com/
Ellis: http://www.elliscad.com/
Questions & Answers
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Why should I hire a firm when I can do it myself?
It is true you can do it yourself; however, it will take your time to prepare the necessary evidence, attend your informal hearing, and attend your formal hearing. In addition, you will likely need to contact a real estate professional to obtain access to sales in your area. You can certainly do it yourself, but we believe your time is valuable and you would be better off leaving it to knowledgeable and experienced professionals.
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What is the deadline to file my protest?
The deadline to file is typically May 15th. There are some narrow exceptions that we can discuss with you if you contact us.
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Do I need to come to my hearing or do anything else?
The main thing we need from you is to fill out the forms that authorize us to protest on your behalf. Without the proper forms, we cannot represent you. No, you do not need to come to the hearing. The only thing we ask from you is to keep us aware of your property’s condition, as well as any changes in contact information. Your assistance helps us achieve higher reductions. See the property tax information page on our website for more information on useful items.
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Does lowering my assessed value make my property worth less when I want to sell?
No. Assessed values are only used for tax purposes. Either you or a real estate professional will evaluate the market when it is time to sell. Assessed values are supposed to approximate a reliable measurement of what your property is worth, but do not affect what a willing buyer and seller will agree upon.
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Will the Appraisal District send someone to my property/do you need to come to my house?
Usually, no. In rare instances, such as square footage errors, the Appraisal District might need to do a field inspection. However, their resources are limited, especially during the protest season making it less likely for them to inspect your property. We do not perform field inspections. We ask that you provide any documentation of conditions that may reduce your value using photos and other documents listed on the property tax information page.
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If I pay my taxes with my mortgage; how do I receive my savings?
Your mortgage lender will adjust your escrow.
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Do you guarantee a reduction?
No, anyone who promises you a guaranteed savings are not reputable. We DO guarantee we will not charge you for savings we do not achieve. Our contingency fee aligns our incentives with yours; we both want your property tax bill lowered. However, not every property is over-assessed; therefore, we cannot reduce property values that are already assessed fairly or below market value.